151/153 W Lisbon St · Waynesburg, OH 44688

$159,900

6 bd · 4.0 ba · 2,800 sqft · MultiFamily · 15 Days on market

Built 1850 Average condition 8,881 sqft lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Attention investors!! Add this fantastic, money making, side by side duplex in the Sandy Valley Local School District to your rental portfolio. There are good, long-term tenants in place that want to stay. Each side is spacious and has approximately 1,400 sq. ft. featuring a living room, dining room, kitchen, a full bathroom and laundry area on the first floor and 3 nice sized bedrooms and another full bathroom upstairs. Each side has it's own basement access and has it's own gas, forced air furnace and hot water tank. The utilities are split with the tenants paying their own electric and gas bills. The owner pays the water/sewer/trash bill. This is a well kept property and would make for a

Key facts

• 8,881 sq ft lot
• Built 1850
• Listed 15 days

Property features AI

Finance

• Other: Property listed by Cutler Real Estate
• Financial info: Gross rental income reported at $22,800 annually; Current rents shown as $950 per unit; Owner pays sewer, trash collection, and water; tenants pay electricity and gas
• HOA & community: No HOA details provided

Exterior

• Parking: Off-street parking available
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Two-story multiunit property; Single building containing multiple units; Above-grade finished area about 2,800
• Construction: Aluminum siding exterior; Asphalt/fiberglass roof
• Exterior features: Off-street parking; Lot of approximately 0.204 acres

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: No flooring details provided
• Bathrooms: Four full bathrooms total (two full bathrooms per unit)
• Heating & cooling: Forced air heating (gas); Window air conditioning units
• Interior features: Full unfinished basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive. Per door: $378/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#559 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Sandy Valley Local (rural): math 56% / reading 63% proficiency, ranked #296 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sandy Valley Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 544 students, 45% FRL); Sandy Valley Middle School (math 55% / reading 62%, grade B, #287 of 654 statewide, top 45%, 300 students, 0% FRL); Sandy Valley High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 420 students, 71% FRL).
• Market conditions: 13 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $2,357/mo this rent would consume 48% of the median local household income ($59k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.5% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.60×
• Total profit: $71,599
• Equity at exit: $76,247

10-year hold

• IRR: 27.7%
• Equity multiple: 5.07×
• Total profit: $182,427
• Equity at exit: $121,004

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44688

• Home prices YoY: 1.4%
• Active inventory: 13
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $757

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 63%

Sensitivity live

Price	-10% $868	-5% $812	+0% $757	+5% $702	+10% $646
Rent	-10% $571	-5% $664	+0% $757	+5% $850	+10% $943
Rate	-1.0pp $838	-0.5pp $798	base $757	+0.5pp $716	+1.0pp $673

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,358
Total (2 units)			$2,357

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   status $159,900 Pending 15 DOM
2. 2026-06-18
   days on market $159,900 Active 15 DOM
3. 2026-06-17
   days on market $159,900 Active 14 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $159,900 Active 13 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,284
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$4,652
• Taxable income: $6,952
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $7,415/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 11 photos

Average 55/100 Moderate rehab

This two-unit property requires moderate renovations to update the kitchens and bathrooms, which would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Moderate kitchen flooring — dated and worn
• Moderate bathroom flooring — dated and worn

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing the kitchen would appeal to both buyers and renters
• Both update bathrooms with new fixtures and cabinetry — modernizing the bathrooms would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the overall appearance and appeal of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
kitchen flooring · dated and worn	Moderate	$3,000–15,000
bathroom flooring · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathrooms with new fixtures and cabinetry — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the overall appearance and appeal of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sandy Valley Local
• NCES district ID: 3904994
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $49,859
• Composite: 50.62/100
• National rank: #1842
• State rank: #296 of 656 in OH

Livability — Waynesburg

• Score: 68/100
• State rank: #559
• US rank: #9536

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesburg, OH
• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 2,895
• Household income: $58,936
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 9.6

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 2% Black 2%
• Common ancestry: Italian 7% Lithuanian 3% Romanian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.48%
• Current HPI: 258.7896
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

1 event — show timeline

• 2026-06-03 Listed $159,900 MLSNOW